Auburn - North

An assessment of population growth drivers in Auburn - North reveals an overall ranking slightly below national averages considering recent, and medium term trends

Based on AreaSearch's analysis, Auburn - North's population is around 12,167 as of Feb 2026. This reflects an increase of 1,575 people (14.9%) since the 2021 Census, which reported a population of 10,592 people. The change is inferred from the estimated resident population of 12,017 from the ABS as of June 2024 and an additional 279 validated new addresses since the Census date. This population level equates to a density ratio of 5,793 persons per square kilometer, which lies in the top 10% of national locations assessed by AreaSearch, making land in the area a highly sought resource. Auburn - North's 14.9% growth since the 2021 census exceeded the state (7.8%) and Greater Sydney, marking it as a growth leader in the region. Population growth for the area was primarily driven by overseas migration, which contributed approximately 87.5% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, AreaSearch is utilising the NSW State Government's SA2 level projections, as released in 2022 with 2021 as the base year. Growth rates by age group from these aggregations are also applied to all areas for years 2032 to 2041. Looking at population projections moving forward, an above-median population growth of national statistical areas is projected, with the area expected to grow by 2,836 persons to 2041 based on the latest annual ERP population numbers, reflecting an increase of 22.1% in total over the 17 years.

AreaSearch assessment of residential development drivers sees a low level of activity in Auburn - North, placing the area among the bottom 25% of areas assessed nationally

Auburn - North has experienced around 143 dwellings receiving development approval each year, with 715 homes approved over the past 5 financial years (between FY-21 and FY-25) and 4 so far in FY-26. As the area has experienced population decline, development activity has been adequate in relative terms, which is a positive for buyers, while new properties are constructed at an average value of $78,000—below regional norms—reflecting more affordable housing options for purchasers. Additionally, $43.9 million in commercial development approvals have been recorded this financial year, suggesting robust local business investment.

Compared to Greater Sydney, Auburn - North records somewhat elevated construction (28.0% above regional average per person over the 5 year period), maintaining good buyer choice while supporting existing property values, though building activity has slowed in recent years. This activity is significantly above the national average, indicating robust developer interest in the area. Recent construction comprises 11.0% standalone homes and 89.0% medium and high-density housing. This skew toward compact living offers affordable entry pathways and attracts downsizers, investors, and first-time purchasers. The location has approximately 1565 people per dwelling approval, demonstrating an established market.

Looking ahead, Auburn - North is expected to grow by 2,685 residents through to 2041 (from the latest AreaSearch quarterly estimate). At current development rates, new housing supply should comfortably meet demand, providing good conditions for buyers and potentially supporting growth beyond current population projections.

Auburn - North has very high levels of nearby infrastructure activity, ranking in the top 20% nationally

Nothing can influence an area's performance as much as changes to local infrastructure, major projects, and planning initiatives. In total 19 projects have been identified by AreaSearch that are likely to have an impact on the area. Key projects include Central Lidcombe Multi-Storey Warehouse, The Concourse at Lidcombe - DOOLEYS Regeneration Project, North Village Auburn Square Stage 2, and Parramatta Road Urban Amenity Improvement Program Auburn, with the list below detailing those likely to be of most relevance.

Professional plan users can use the search below to filter and access additional projects.

Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.

Employment performance in Auburn - North has been broadly consistent with national averages

Auburn - North possesses a well-educated workforce, with lifestyle and retail sectors notably represented, an unemployment rate of only 3.8%, and 4.4% in estimated employment growth over the past year. As of December 2025, 6,844 residents are in work while the unemployment rate is 0.3% below Greater Sydney's rate of 4.2%, and workforce participation is broadly similar to Greater Sydney's 70.2%. Based on Census responses, a moderate 14.0% of residents were found to work from home, though Covid-19 lockdown impacts should be considered.

The dominant employment sectors among residents include health care & social assistance, retail trade, and accommodation & food. The area demonstrates a particularly notable concentration in health care & social assistance, with employment levels at 1.5 times the regional average. Conversely, professional & technical services show lower representation at 5.0% versus the regional average of 11.5%. While local employment opportunities exist in the area, it appears many residents commute elsewhere for work, based on the count of Census working population to local population.

Based on AreaSearch analysis of SALM and ABS data, during the year to December 2025, employment levels increased by 4.4% and the labour force increased by 4.4%, with unemployment remaining essentially unchanged. In contrast, Greater Sydney experienced employment growth of 2.2% and labour force growth of 2.3%, with a marginal rise. Jobs and Skills Australia's national employment forecasts from May-25 can offer further insight into potential future demand within Auburn - North. These projections, covering five and ten-year periods, have been mapped against the local employment profile to estimate growth patterns. While national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, growth rates differ significantly between industry sectors. Applying these industry-specific projections to Auburn - North's employment mix suggests local employment should increase by 6.5% over five years and 13.7% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).

Income figures position the area below 75% of locations analysed nationally by AreaSearch

The Auburn - North SA2 shows a median taxpayer income of $44,872 and an average of $52,687 according to the latest postcode level ATO data aggregated by AreaSearch for FY-23. This is below the national average, contrasting with Greater Sydney's median income of $60,817 and average income of $83,003. Based on Wage Price Index growth of 8.86% since FY-23, current estimates would be approximately $48,848 (median) and $57,355 (average) as of September 2025. Census 2021 income data shows household income ranks at the 35th percentile ($1,493 weekly), while personal income sits at the 17th percentile. Distribution data shows 34.4% of the population (4,185 individuals) fall within the $1,500 - 2,999 income range, consistent with broader trends across regional levels showing 30.9% in the the same category. Housing affordability pressures are severe, with only 78.6% of income remaining, ranking at the 28th percentile.

Auburn - North features a more urban dwelling mix with significant apartment living, with a higher proportion of rental properties than the broader region

Dwelling structure within Auburn - North, as evaluated at the latest Census, comprised 16.2% houses and 83.7% other dwellings (semi-detached, apartments, 'other' dwellings), in comparison to Sydney metro's 55.9% houses and 44.1% other dwellings. Meanwhile, the level of home ownership within Auburn - North lagged that of Sydney metro at 17.1%, with the remainder of dwellings either mortgaged (18.8%) or rented (64.1%). The median monthly mortgage repayment in the area was well below the Sydney metro average at $1,733, while the median weekly rent figure was recorded at $380, compared to Sydney metro's $2,427 and $470. Nationally, Auburn - North's mortgage repayments are lower than the Australian average of $1,863, while rents exceed the national figure of $375.

Auburn - North features high concentrations of group households, with a higher-than-average median household size

Family households dominate at 64.4% of all households, comprising 28.3% couples with children, 24.2% couples without children, and 8.1% single parent families. Non-family households make up the remaining 35.6%, with lone person households at 19.8% and group households comprising 15.8% of the total. The median household size of 3.0 people is larger than the Greater Sydney average of 2.7.

Educational attainment in Auburn - North aligns closely with national averages, showing typical qualification patterns and performance metrics

The area's educational profile stands out regionally, with university qualification rates (35.5% of residents aged 15+) exceeding the Australian average of 30.4%, reflecting the community's emphasis on higher education. Bachelor degrees lead at 21.2%, followed by postgraduate qualifications (12.8%) and graduate diplomas (1.5%). Vocational pathways account for 21.7% of qualifications among those aged 15+ – advanced diplomas (13.8%) and certificates (7.9%).

Educational participation is notably high, with 38.9% of residents currently enrolled in formal education. This includes 13.0% in tertiary education, 7.5% in primary education, and 4.6% pursuing secondary education.

Transport servicing is moderate compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Public transport analysis reveals 51 active transport stops operating within Auburn - North, comprising a mix of buses. These stops are serviced by 6 individual routes, collectively providing 1,154 weekly passenger trips. Transport accessibility is rated as excellent, with residents typically located 142 meters from the nearest transport stop. As a primarily residential area, most residents commute outward; the train is the most common mode at 44%, with 10% by bus. Vehicle ownership averages 0.6 per dwelling, which is below the regional average. Some 14.0% of residents work from home (2021 Census; may reflect COVID-19 conditions).

Service frequency averages 164 trips per day across all routes, equating to approximately 22 weekly trips per individual stop.

The level of general health in Auburn - North is notably higher than the national average with both young and old age cohorts seeing low prevalence of common health conditions

Auburn - North demonstrates above-average health outcomes, based on AreaSearch's assessment of mortality rates and chronic condition prevalence. Both young and old age cohorts see low prevalence of common health conditions, and the rate of private health cover is found to be extremely low at approximately 46% of the total population (~5,633 people). This compares to 59.9% across Greater Sydney. The national average is 55.7%.

The most common medical conditions in the area were found to be diabetes and arthritis, impacting 4.2 and 3.2% of residents, respectively, while 87.0% declared themselves as completely clear of medical ailments compared to 74.6% across Greater Sydney. The area has 9.3% of residents aged 65 and over (1,126 people), which is lower than the 15.4% in Greater Sydney. Health outcomes among seniors are particularly strong, with national rankings even higher than the general population.

Auburn - North is among the most culturally diverse areas in the country based on AreaSearch assessment of a range of language and cultural background related metrics

Auburn - North is among the most culturally diverse areas in the country, with 79.9% of its population born overseas and 90.5% speaking a language other than English at home. The main religion in Auburn - North is Islam, which makes up 34.4% of the population. However, the most apparent overrepresentation is in Hinduism, which comprises 26.6% of the population, substantially higher than the Greater Sydney average of 5.2%.

In terms of ancestry (country of birth of parents), the top three represented groups in Auburn - North are Other, comprising 51.7% of the population, which is substantially higher than the regional average of 16.0%, Chinese, comprising 21.6% of the population, which is substantially higher than the regional average of 8.4%, and Indian, comprising 9.8% of the population, which is substantially higher than the regional average of 3.6%. Additionally, there are notable divergences in the representation of certain other ethnic groups: Korean is represented at 1.1% of Auburn - North (vs 1.1% regionally), Lebanese at 1.0% (vs 2.6%) and Filipino at 1.9% (vs 2.0%).

Auburn - North hosts a very young demographic, ranking in the bottom 10% of areas nationwide

With a median age of 29, Auburn - North is materially younger than the Greater Sydney figure of 37 and substantially under the Australian median of 38. Relative to Greater Sydney, Auburn - North has a higher concentration of 25 - 34 residents (30.5%) but fewer 5 - 14 year-olds (7.5%). This 25 - 34 concentration is well above the national 14.4%. In the period since 2021, the 25 to 34 age group has grown from 27.7% to 30.5% of the population. Conversely, the 5 to 14 cohort has declined from 8.5% to 7.5%. Looking ahead to 2041, demographic projections reveal significant shifts in Auburn - North's age structure. The 25 to 34 age cohort is projected to increase solidly, expanding by 551 people (15%) from 3,707 to 4,259.